Real Estate CPA And Fractional CFO Services for Florida Investors
Florida draws investors with no state income tax and steady population growth, but documentary stamp taxes, assessment caps, and tourist taxes on vacation rentals add layers most owners underestimate. NexusWorks brings bookkeeping, tax planning, and fractional CFO support together for Florida rental owners, condo investors, and developers.
Vacation rental taxes filed late
Non-homestead assessments climb each year
Doc stamp costs skew deal math
Serving investors in Florida, Texas, Arizona, Nevada, Colorado, Tennessee, Delaware, and California.
Common Financial Gaps
for Florida Property Owners
From Miami condos to Orlando short-term rentals and Gulf Coast multifamily, Florida portfolios tend to run into a predictable set of accounting problems:
Vacation rentals leased for six months or less owe state sales tax plus county tourist development tax, and many hosts assume the booking platform covers every filing.
Non-homestead properties lose the 3% Save Our Homes protection, so investors are surprised when assessed values rise up to 10% a year.
Furnished rentals require an annual tangible personal property return, which owners often never file.
Rising insurance premiums and condo special assessments are recorded inconsistently, hiding the true return on each unit.
Lenders ask for current operating statements and rent rolls, but records are spread across property managers and personal accounts.
Owners who live in another state still face their home state's income tax on Florida rental profits.
A tax preparer who sees your file once a year cannot catch these issues. Year-round books and planning can.
Based in Florida? See our CPA, bookkeeping and tax services for Florida businesses, including state tax planning and compliance.
Florida-Specific Rules
Investors Should Track
Why Florida Investors Need Specialized Financial Guidance
Florida's tax advantages are real, but they do not cover every cost of owning property here. The core issue is:
Holding costs are rising fast. Insurance premiums, condo reserve requirements, and special assessments have climbed sharply since Florida's post-Surfside condo safety laws. Without accurate property-level books, those costs quietly erase the benefit of having no state income tax.
Documentary Stamp Tax on Deeds and Notes
Florida charges documentary stamp tax when a deed is recorded, at 70 cents per $100 of consideration in most counties, plus a separate tax on promissory notes and mortgages. Miami-Dade uses a different rate and adds a surtax on many non-single-family transfers. These costs belong in every acquisition and exit model.
Assessment Caps Differ for Investors
Homestead property is protected by the 3% Save Our Homes cap. Rental and commercial property falls under a separate 10% annual cap on non-school taxes, and a sale or change of control resets the value to market. Entity transfers can trigger a reassessment too, so restructuring needs a review first.
Commercial Rent Tax Ended in October 2025
Florida repealed its state sales tax on commercial rent effective October 1, 2025. Landlords should confirm that leases, billing systems, and tenant invoices reflect the change, while still collecting tax on transient rentals of six months or less where required.
Hurricane and Insurance Costs Change the Numbers
Storm repairs, casualty losses, and premium spikes affect deductions and cash reserves. We track them separately so returns and reserve plans reflect reality.
How NexusWorks Works With Florida Real Estate Owners
Our services are built around how Florida properties earn and spend money, from seasonal rental income to hurricane-season reserves.
Tax Planning and Filing:
Federal returns, depreciation and cost segregation planning, 1031 exchange coordination, sales and tourist tax filings for short-term rentals, and tangible personal property returns. Planning happens during the year, before decisions are locked in.
One coordinated team covers every service, so your bookkeeper, tax advisor, and CFO are working from the same file.
Bookkeeping by Property and Entity:
Monthly reconciliation of rent, management fees, HOA dues, insurance, and repairs for each unit. Seasonal swings are visible, and year-end reporting takes days rather than weeks.
Fractional CFO Guidance:
Cash flow forecasts, reserve planning for storms and assessments, refinance packages, and investor reporting for partnerships and funds holding Florida assets.
Need a clearer picture of your Florida properties?
Speak with a CPA-led team about your tax filings, assessment exposure, and cash reserves before your next closing.
Why Florida Owners
Work With NexusWorks
We focus on real estate, including vacation rentals, condo portfolios, and small multifamily, so Florida tourist taxes and assessment rules are familiar ground.
Books, tax returns, and CFO reporting are handled together, which closes the gaps that appear when three providers share one client.
CPA review on every return, with planning conversations scheduled throughout the year.
Remote service across Florida, from Jacksonville to the Keys, through QuickBooks, Xero, and a secure portal.
Published pricing without hidden retainers. Details at nexusworks.cpa/pricing.
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Frequently Asked Questions
No. Florida has no personal income tax, so individual owners report rental profit only on their federal return. If you live in another state, that state may still tax the income. C corporations are the main exception, since Florida does tax corporate income.
Stays of six months or less are subject to Florida sales tax and county tourist development tax, and some cities add their own charges. Platforms collect some of these in certain counties, but not always all of them. We confirm what you owe and handle the filings.
Non-homestead property cannot see its assessed value rise more than 10% a year for non-school taxes until it sells or changes control. After a sale, the value resets to market. We factor that reset into purchase projections.
Yes. Owners in Tampa, Miami, Orlando, and out of state share documents through our secure portal, and we connect to your property manager's statements and bank feeds. Monthly reporting and planning calls happen online.
Many investors do for liability reasons, and a single-member LLC does not change your federal tax treatment. Florida charges an annual report fee for each LLC, and transferring property into an entity may trigger documentary stamp tax and reassessment. We review the tradeoffs with you and your attorney before any change.